1826 S Bonnie Brea St · Los Angeles, CA 90006

$849,900

None bd · None ba · — sqft · MultiFamily · 490 Days on market

Built 1905 Fair condition 6,252 sqft lot Est $940k · 10% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.7/30.0
• ARV discount +11.8/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.6/10.0
• Rent growth +2.3/5.0
• Condition / age +2.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

Key facts

• Close to usc
• Close to dwntn la
• 6,252 sq ft lot

Tags

• CLOSE TO USC
• CLOSE TO DWNTN LA

What this means for you Summary

Snapshot

• This is a multifamily listed at $850k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $850k (0.0% below list).
• Recommended offer: $748k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.8%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,497/mo this rent would consume 196% of the median local household income ($52k/yr) (locally 5727% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $150k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; list at $850k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $747,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $940,109
• List price: $849,900
• Delta: -9.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1627 S Burlington Ave	0.13mi	6/6.0	2,780	3mo	$850,000	$306	79
1707 S Bonnie Brae St	0.11mi	15/5.0	6,354	8mo	$1,450,000	$228	76
1716 Magnolia Ave	0.23mi	4/4.0	2,492	3mo	$680,000	$273	74
1241 W 22nd St	0.31mi	5/5.0	2,946	2mo	$899,000	$305	71
1445 W 20th St	0.30mi	9/3.0	4,098	6mo	$1,370,000	$334	69
1337 S Hoover St	0.40mi	—/72.0	65,664	8mo	$10,598,000	$161	62
2233 W 14th St	0.49mi	10/10.0	4,576	4mo	$1,580,000	$345	61
1208 W 25th St	0.53mi	24/14.0	7,934	6mo	$3,200,000	$403	58
1713 S Berendo St	0.61mi	3/3.0	1,900	3mo	$679,000	$357	56
1850 W 11th	0.65mi	4/5.0	2,559	5mo	$500,000	$195	53
1631 W 11th Pl	0.63mi	7/6.0	4,430	7mo	$860,000	$194	53
1032 S Bonnie Brae St	0.71mi	9/5.0	2,857	10mo	$1,350,000	$473	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-109,047
• Equity at exit: $126,723

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-121,848
• Equity at exit: $73,484

Cash invested: $237,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90006

• Home prices YoY: -1.2%
• Rents YoY: -0.8%
• Active inventory: 162
• Price-to-rent: 33.3×

Monthly cashflow live

• Estimated rent: $8,497 high
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,748/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,784
• Net cashflow: $839

Break-even live

Break-even rent $7,435

Max offer price $849,900

Occupancy floor 85%

Sensitivity live

Price	-10% $1,427	-5% $1,133	+0% $839	+5% $545	+10% $252
Rent	-10% $168	-5% $504	+0% $839	+5% $1,175	+10% $1,510
Rate	-1.0pp $1,267	-0.5pp $1,055	base $839	+0.5pp $619	+1.0pp $395

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,496
Total (4 units)			$8,497

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $212,475
• Closing costs: $25,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 S Burlington Ave Los Angeles, CA	1.0	1.0	650	$1,795	$2.76	44d	1	0.01mi
1717 S Burlington Ave Unit 4 Los Angeles, CA	2.0	1.0	—	$1,995	—	44d	1	0.09mi
1142 W 17th St Los Angeles, CA	1.0	1.0	—	$1,675	—	44d	1	0.11mi
1375 W 20th St Unit 1 Los Angeles, CA	2.0	1.0	650	$2,095	$3.22	13d	1	0.20mi
1325 Venice Blvd Unit 303 Los Angeles, CA	1.0	1.0	—	$1,800	—	44d	1	0.23mi
1008 W 17th St Los Angeles, CA	2.0	1.0	858	$2,700	$3.15	8d	1	0.26mi
1932 New England St Los Angeles, CA	3.0	2.0	—	$2,595	—	44d	1	0.26mi
1936 S New England St Los Angeles, CA	2.0	2.0	—	$2,595	—	44d	1	0.26mi
1426 S Bonnie Brae St Unit 1428 1/4 Los Angeles, CA	1.0	1.0	—	$1,495	—	14d	1	0.27mi
1944 New England St Los Angeles, CA	1.0	1.0	500	$1,700	$3.40	44d	1	0.27mi
1946 New England St Unit 1/2 Los Angeles, CA	3.0	1.0	936	$2,500	$2.67	44d	1	0.28mi
1408 S Burlington Ave Los Angeles, CA	3.0	2.0	1800	$3,200	$1.78	44d	1	0.30mi
1722 Toberman St Los Angeles, CA	1.0	1.0	—	$982	—	44d	1	0.30mi
1016 W 21st St Unit 1016 Los Angeles, CA	3.0	3.0	900	$3,900	$4.33	44d	1	0.31mi
1236 W 22nd St Unit B Los Angeles, CA	2.0	1.0	—	$2,400	—	44d	1	0.31mi
1021 Venice Blvd Unit 4 Los Angeles, CA	1.0	1.0	800	$1,995	$2.49	44d	1	0.32mi
1258 W 22nd St Unit 1258 Los Angeles, CA	2.0	1.0	1150	$2,500	$2.17	15d	1	0.32mi
1289 W 22nd St Los Angeles, CA	3.0	3.0	1027	$3,000	$2.92	44d	1	0.33mi
1705 W 14th St Los Angeles, CA	2.0	1.0	900	$1,900	$2.11	44d	1	0.34mi
1026 W 22nd St Los Angeles, CA	1.0	1.0	—	$1,225	—	22d	1	0.34mi
1477 W 20th St #7 Los Angeles, CA	3.0	2.5	1291	$3,600	$2.79	3d	1	0.34mi
1249 W 23rd St Unit 2 Los Angeles, CA	1.0	1.0	796	$1,950	$2.45	44d	1	0.35mi
1475 Venice Blvd Apt 4 Los Angeles, CA	1.0	1.0	600	$1,723	$2.87	44d	1	0.35mi
1415 Alvarado Ter Los Angeles, CA	1.0	1.0	—	$2,150	—	44d	1	0.35mi
1275 W 23rd St Los Angeles, CA	3.0	2.0	834	$1,550	$1.86	44d	1	0.36mi
1781 Orchard Ave Unit 201 Los Angeles, CA	1.0	1.0	—	$1,750	—	6d	1	0.36mi
2200 Toberman St Unit 01 Los Angeles, CA	1.0	1.0	700	$1,825	$2.61	25d	1	0.38mi
1337 Constance St Unit 5 Los Angeles, CA	1.0	1.0	600	$2,172	$3.62	44d	1	0.38mi
1337 Constance St Los Angeles, CA	1.0	1.0	600	$1,900	$3.17	44d	1	0.38mi
1500 Arapahoe St Los Angeles, CA	1.0	1.0	—	$1,050	—	44d	6	0.38mi
1030 W 23rd St Los Angeles, CA	2.0–5.0	2.0–3.0	1010	$2,804	$2.78	25d	2	0.38mi
913 W 21st St Los Angeles, CA	2.0	2.5	1200	$3,800	$3.17	17d	1	0.40mi
1147 W 24th St Los Angeles, CA	1.0	1.0	—	$2,300	—	25d	2	0.40mi
1322 Constance St Los Angeles, CA	1.0	1.0	650	$1,495	$2.30	44d	1	0.41mi
1183 W 24th St Los Angeles, CA	1.0	2.0	600	$1,975	$3.29	18d	1	0.41mi
1355 W 23rd St Los Angeles, CA	3.0	2.0	860	$3,200	$3.72	44d	1	0.43mi
1726 Menlo Ave Unit 3/4 Los Angeles, CA	1.0	1.0	750	$2,016	$2.69	8d	1	0.44mi
1026 W 24th St Unit 1026 Los Angeles, CA	3.0	2.0	—	$3,200	—	44d	1	0.44mi
1347 Valencia St Los Angeles, CA	2.0	2.0	850	$2,499	$2.94	25d	1	0.44mi
1149 W 25th St Los Angeles, CA	1.0	1.0	240	$1,375	$5.73	44d	1	0.45mi

Listing history 32 events

1. 2026-06-18
   days on market $849,900 Active 490 DOM
2. 2026-06-17
   days on market $849,900 Active 489 DOM
3. 2026-06-16
   days on market $849,900 Active 488 DOM
4. 2026-06-15
   days on market $849,900 Active 487 DOM
5. 2026-06-13
   days on market $849,900 Active 485 DOM
6. 2026-06-09
   days on market $849,900 Active 481 DOM
7. 2026-06-08
   days on market $849,900 Active 480 DOM
8. 2026-06-07
   days on market $849,900 Active 479 DOM
9. 2026-06-04
   days on market $849,900 Active 476 DOM
10. 2026-06-03
    days on market $849,900 Active 475 DOM
11. 2026-06-02
    days on market $849,900 Active 474 DOM
12. 2026-06-01
    days on market $849,900 Active 473 DOM
13. 2026-05-31
    days on market $849,900 Active 472 DOM
14. 2026-03-17
    price $849,900 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

15. 2025-11-22
    price $899,900 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

16. 2025-11-13
    price $929,900 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

17. 2025-10-13
    price $939,900 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

18. 2025-09-07
    price $949,900 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

19. 2025-07-09
    price $969,900 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

20. 2025-02-13
    listed $999,900 Active 86-char remark

    Show marketing remark (86 chars)

    reduced price !!!4 units all occupied low maintenance close to USC close to dwntn LA

21. 2024-10-15
    historical
22. 2024-03-15
    listed $1,100,000 Active
23. 2008-08-12
    historical
24. 2007-05-27
    listed $850,000
25. 2007-05-15
    historical
26. 2007-02-14
    listed $850,000
27. 2001-08-25
    soldstatus $250,000
28. 2001-07-20
    listed $250,000
29. 2001-06-13
    historical
30. 2000-12-13
    listed $245,000
31. 2000-07-10
    historical
32. 2000-01-10
    listed $175,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $101,964
• − Mortgage interest: −$47,608
• − Property taxes: −$12,748
• − Insurance: −$4,250
• − Repairs & maintenance: −$8,157
• − Management: −$8,157
• − Depreciation: −$24,724
• Taxable loss: −$3,680
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $10,953/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 4 photos

Fair 40/100 Moderate rehab

This property requires moderate renovations, including exterior repairs and landscaping, to improve its resale and rental value.

Repairs flagged

• Major siding — Significant peeling and wear
• Major paint — Peeling and chipping
• Major landscaping — Overgrown vegetation and cluttered yard

Value-add opportunities

• Both landscaping and yard clean-up — Enhances curb appeal and property value
• Both painting exterior — Improves appearance and value
• Both replacing siding — Significant wear and potential safety hazard

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant peeling and wear	Major	$15,000–50,000
paint · Peeling and chipping	Major	$15,000–50,000
landscaping · Overgrown vegetation and cluttered yard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and yard clean-up — Enhances curb appeal and property value ↑
• Both painting exterior — Improves appearance and value ↑
• Both replacing siding — Significant wear and potential safety hazard ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 55,527
• Household income: $51,998
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 5727.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Asian 19% Two or more races 15% White 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 54% · Canada, South Korea, China
• Languages at home: 16% English-only · Spanish 65% Korean 13% Tagalog/Filipino 1%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.73%
• Current HPI: 389.2079
• Rent YoY: ▼ -0.80%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+385.7% since first listed

19 events — show timeline

• 2026-03-17 Price Changed $849,900 GEMLS
• 2025-11-22 Price Changed $899,900 GEMLS
• 2025-11-13 Price Changed $929,900 GEMLS
• 2025-10-13 Price Changed $939,900 GEMLS
• 2025-09-07 Price Changed $949,900 GEMLS
• 2025-07-09 Price Changed $969,900 GEMLS
• 2025-02-13 Listed $999,900 GEMLS
• 2024-10-15 Listing Removed — CRMLS
• 2024-03-15 Listed $1,100,000 CRMLS
• 2008-08-12 Listing Removed — CRMLS
• 2007-05-27 Listed $850,000 CRMLS
• 2007-05-15 Listing Removed — CRMLS
• 2007-02-14 Listed $850,000 CRMLS
• 2001-08-25 Sold (MLS) $250,000 CRMLS
• 2001-07-20 Listed $250,000 CRMLS
• 2001-06-13 Listing Removed — CRMLS
• 2000-12-13 Listed $245,000 CRMLS
• 2000-07-10 Listing Removed — CRMLS
• 2000-01-10 Listed $175,000 CRMLS